If it pulls up as a fourplex then you can convert the office back to regular living space prior to appraisal or if it is titled as residential 4plex you can also opt for 203k to convert the space back to 4 living units as well.

Tempe may rebate you a few cents per square foot of area that you convert from sod to xeriscape.

Convert the garage to a rental unit and have that $1500/mo start helping you pay your mortgage. 

I have a 3 unit property in 21223 that we're trying to convert to a 4-plex in Baltimore. 

The plan is to convert the commercial unit to 5-6 more units or so.

But like you say the amount of time to recover the cost of converting is a long time at 100/mth.

The borrower is going to convert the units to condos and sell them individually.

Purchase price: $125,000 This was my primary residence that I converted to a rental unit after we moved out of Milwaukee.

There are several homes for sale that appear to be good candidates but the prices are high so profits won't be as good and if I have to convert it to a normal rental the numbers don't work. 

New flooring, new kitchen with quartz countertops, new bathroom with new plumbing, added in unit washer and dryer, added better than standard rehab kitchen appliances, converted the place to 200amps from original 100 amps, new plumbing and pipes, etc.The house has appreciated to about 220,000 in value comparing it to other similar properties that recently sold in the complex.